Sacramento 95831 · Greenhaven · APN 030-0330-016-0000 · City of Sacramento
Zoned SC in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $693,000 ($610,000–$776,000).
On-parcel permit history is indexed through Sep 26, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$693,000
Benchmark range: $610,000 – $776,000
Commercial tenant improvement (COM-2509350): Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 6301 Faustino Way (0.36 mi NW, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$696/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 homes completed, 3 permitted.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
424 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of SC as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.9 yr (since Dec 2, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.8 yr (since Jan 21, 2022), with no new permit record in 4.8 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 4.3 yr (first record Jul 22, 2022), with no completion or new permit record in 2.3 yr. · 1 unit · $176,754 declared valuation
Permit issued and active for 2.1 yr (first record Oct 21, 2024), with no completion or new permit record in 21 mo. · 1 unit · $77,827 declared valuation
Permit issued and active for 2.6 yr (first record Mar 21, 2024), with no completion or new permit record in 17 mo. · 1 unit · $750,000 declared valuation
Nearby plan revision / deferred submittal (6355 Riverside Blvd): First appeared in published agency feed
Record COM-2622198 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6210 Allenport Way): First appeared in published agency feed
Record RES-2622000 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (622 Rivercrest Dr): First appeared in published agency feed
Record RES-2622556 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6405 Harmon Dr): First appeared in published agency feed
Record RES-2623014 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (791 Shoreside Dr): First appeared in published agency feed
Record RES-2622297 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (635 Brickyard Dr): First appeared in published agency feed
Record RES-2621680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (609 Rivercrest Dr): First appeared in published agency feed
Record RES-2623599 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (11 Spray Ct): Status changed from Issued to Finaled
Record RES-2621218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (611 Lelandhaven Way): Status changed from Issued to Withdrawn
Record RES-2618178 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (340 Outrigger Way): Status changed from Issued to Finaled
Record RES-2621374 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (18 Lake Vista Ct): First appeared in published agency feed
Record RES-2623731 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (571 Leeward Way): Status changed from Issued to Finaled
Record RES-2621174 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (843 Shoreside Dr): First appeared in published agency feed
Record RES-2623615 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (876 Shoreside Dr): First appeared in published agency feed
Record RES-2622980 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (635 Brickyard Dr): First appeared in published agency feed
Record RES-2623533 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Active in "Issued" for 4.3 yr (first record Jul 22, 2022) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Active in "Issued" for 2.6 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
In "Entitled" for 4.9 yr (since Dec 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4.8 yr (since Jan 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 21 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,693 parcels
−30.3% YoY
City baseline: 30.4 / 1k
112 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Allen Developments And Construction | Electrical / panel | 3 on parcel4 in ½ mi | $55,700 | 0 vs 0 prior |
| Dream Builder Construction Development | Commercial tenant improvement | 1 on parcel1 in ½ mi | $40,000 | 3 vs 5 prior |
| Groundworks California | General repair | 1 on parcel1 in ½ mi | $13,036 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95831
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($6,950/yr) + local voter-approved bond debt ($973/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$28,840/yr
Cash needed: $152,900
NOI: $13,331/yr
P&I: $3,514/mo
For $0/mo net cash flow
At $2,550/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,346/mo | −$2,696/mo | -21.2% | $6,110/mo | −$2,665/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,403/mo | -18.9% | $5,655/mo | −$2,227/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,703/mo | −$2,235/mo | -17.5% | $5,524/mo | −$1,894/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
remodel
EPC - EXISTING MASSAGE SHOP, SCOPE OF WORK IS TO REMODEL ONE OF THE EXISTING MASSAGE ROOM (APPROXIMATELY 120 SF) TURN IT INTO A PRIVATE SHOWER ROOM.
Foundation Repair
EPC - Foundation repair using 6 IntelliJacks.
Commercial Remodel
EPC - Remodel Existing Tenant Space to Accommodate New Tea Shop. Add New Partitions and Kitchen Equipment. Enlarge Restroom for Accessibility. No Work to Existing HVAC or General Lighting.
INTERIOR REMODEL / RESTAURANT
EXPEDITED - Interior remodel - New kitchen equipment, furnishings, and minor plumbing & electrical.
SMUD SAFETY
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
RIVERSIDE PROPERTY, REMODEL 6391 RIVERSIDE
EXPEDITED - REMODEL, REPLACE DRY ROTTED WALLS, & INSTALL 3 NEW SINKS FOR EYE LASH SALON
ELECTRICAL/DEMISING WALL
EXPEDITED - BUILD DEMISING WALL BETWEEN 2 SUITES, NEW OUTLETS.
smud saftey 6389/6391
units 6389/6391 - SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
smud saftey 6389/6391
units 6389/6391 - SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
1.64 acres
Assessor's classification for assessment purposes. This is not zoning.
6371 RIVERSIDE BLVD; 6373 RIVERSIDE BLVD; 6375 RIVERSIDE BLVD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 030-0330-016-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 0 vs 0 prior |
| Vent Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $10,000 | 0 vs 3 prior |
| Universe Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $9,600 | 3 vs 3 prior |
| Tcg Construction Recent nearby: 1 Shoal Ct 1 (Aug 3, 2026) | Commercial tenant improvement | 84 in ½ mi | $1,524,000 | 1 vs 53 prior−98% |
| Bay Area Activo Recent nearby: 407 Florin Rd (Jan 28, 2025) | Remodel / interior alteration | 14 in ½ mi | $96,922 | 14 vs 0 prior |
| Kitchen Mart Recent nearby: 6218 Allenport Way (Jun 18, 2025) | Remodel / interior alteration | 9 in ½ mi | $320,452 | 62 vs 72 prior−14% |
| Dave Gross Enterprises Recent nearby: 6223 Allenport Way (Apr 9, 2025) | Pool / spa | 8 in ½ mi | $175,172 | 13 vs 37 prior−65% |
| Connected Technology Recent nearby: 6301 Faustino Way (Jul 8, 2025) | Remodel / interior alteration | 7 in ½ mi | $27,120 | 117 vs 248 prior−53% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.